* Pleasantly situated country cottage
* Sitting room–kitchen/breakfast room
* Utility room – shower room – two bedrooms – bathroom
* Further three rooms in the basement - gardens
* Commanding fine views over the teifi valley
_Location & amenities_
The dwelling is situated within tranquil hamlet of Llandyfriog, commanding
fine views of the surrounding Teifi Valley countryside. The residence lies
just 2 miles outside of the market town of Newcastle Emlyn, which hosts a
varied range of local facilities & amenities including: Shops, building
societies, post office, places of worship, public houses, a leisure centre and
swimming pool, primary & a secondary school. Newcastle Emlyn is on the local
bus route, making the administrative town of Carmarthen easily accessible. No
directions are given in this portfolio as viewers are accompanied.
_Measurements, capacities & appliances_
The measurements in this brochure are for rough guidance only, accurate
measurements have not been taken. Any appliances, which are included in the
asking price have not been formally verified by Philip Ling Estates.
Therefore, it is advised that such information be validated by the prospective
client prior to purchase.
_Accommodation_
The accommodation (with approximate measurements comprises:
_Entrance_ Via side door through to the open plan kitchen/breakfast room.
_Sitting room_ 20’ 2” x 14’ 3”. French doors accessing the rear exterior.
Large window overlooking the front with fine views. Thermostatically
controlled radiators. Television point.
_Kitchen/breakast room_ 19’ 8” x 15’ 4” incl. Stairway. Open plan with
staircase accessing the 1st floor. Windows overlooking the front of the
dwelling with rural views. Range of wall & base units with ceramic hob & built
in cooker. Extractor hood above. Plumbing for dishwasher. Stainless steel sink
unit. Tiled splashbacks. Thermostatically controlled radiator. Door accessing
the utility room.
_Utility room_ Window overlooking the rear of the dwelling. Stainless steel
sink unit. Housing for the oil - fired boiler serving the domestic hot water &
central heating. Plumbing for washing machine. Built in cupboard with hanging
space & shelving. Door through to shower room.
_Shower room_ Fully tiled shower cubicle, WC & vanity unit. Extractor fan.
_1st floor landing_ Dormer window overlooking the front with fine views.
Thermostatically controlled radiator. Pine tongue & groove doors accessing the
bedrooms & bathroom. Storage into the eaves.
_Bedroom 1_ 13’ 3” x 11’ 8”. Dormer window overlooking the front of the
dwelling with a Velux window to the rear. Built in wardrobe. Storage into the
eaves.
_Bedroom 2_ 7’ 7” x 7’ 5”. Velux window. Storage into the eaves.
Thermostatically controlled radiator.
_Bathroom_ 10’ 11” x 6’ 2” max. Velux window. Corner bath with shower
attachment to the taps, WC & wash hand basin. Shaver point & light. Storage
into the eaves.
_Basement rooms_
_entrance_ Via half glazed door with side light through to room 1
_1st room_ 19’ 4” x 13’ 5”. Tongue & groove boarded floor.
_2nd room_ 14’ 3” x 2’ 11”. Originally a shower room
_3rd room_ 8’ 7” x 7’ 5”. Low headroom
_exterior_ The rear garden is terraced with flower beds & a paved seating
area. To the front of the dwelling there is a right of way for vehicular
access & space for off - road parking.
_Services_ Mains Electricity & Water. Private Drainage.
_Viewing_ By appointment, via sole agents, Philip Ling Estates.

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